21/6-8 Woodlands Avenue, Breakfast Point NSW 2137
21/6-8 Woodlands Avenue, Breakfast Point NSW 2137
Triple-aspect north-east corner | Cottonwood’s low-density exclusivity | Oversized internal + balcony space | Resort-pool access without hotel feel
This property occupies a rare configuration in Breakfast Point’s premium Cottonwood block—one of only three units with direct precinct pool access yet no corridor anonymity. Its triple-aspect north-east corner delivers exceptional natural light and cross-flow ventilation, which in a boutique walk-up of eight residences creates a private, almost house-like feel. For a buyer seeking a genuinely oversized two-bedroom home with a versatile study or media room, this unit’s 120 sqm internal footprint and double balconies position it well above typical apartment offerings. The double basement parking and solid timber flooring add further practical appeal, making it best suited to downsizers or professionals who value space, light, and low-density living within walking distance of village amenities.
The most notable risk is the pricing delta from the September 2024 sale—a $20,000 lift in a market where auction clearance is zero and average days on market sit at 34. This suggests the seller may be testing the upper band of buyer tolerance, and any negotiation leverage will depend on comparable evidence from unit 13’s estimated $1.64m. However, the property’s low-density exclusivity and rare aspect give it genuine scarcity within Breakfast Point’s larger apartment stock, so for a buyer who can transact decisively, the opportunity lies in securing a unit that is unlikely to face direct competition from similar floorplans in the same building. The quarterly strata of $2,819 is above average for a two-bedroom, but reflects the country club access and pool maintenance—a cost that should be weighed against the lifestyle benefit.
Detailed Independent Property Report prepared by PropCred Analyst team for 21/6-8 Woodlands Avenue, Breakfast Point NSW 2137
Checks found:
Value Risk
Liquidity Risk
2
Planning Risk
Income Risk
2
Execution Risk
1
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Market Insight
Breakfast Point is a tightly held, high-value harbourside suburb with a premium lifestyle appeal. Demand is driven by established professionals seeking its prime location and amenity, creating a stable market with strong capital growth for houses. Future demand is underpinned by its enduring desirability, though the high-density apartment supply presents a key constraint for that segment.
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PropCred Estimated Value
Bedrooms
2
Bathroom
2
Parking
2
Land
1286m²
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